Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Wednesday, April 25, 2007
Bloomfield Township Hall

I. ATTENDANCE:

PRESENT: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

ABSENT: None

Staff Present: Patricia McCullough, Planning and Building Director, Christopher Gruba, Assistant Planner, Robin Carley, Development Coordinator

Mr. Dave Payne, Township Supervisor, was present in the audience.

II. APPROVAL OF MINUTES:

Motion was made and was unanimously supported to approve the Planning Commission minutes of April 4, 2007 as submitted.

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

NAYS: None

III. SITE PLAN REVIEW:

A. Marathon Service Station – 43020 Woodward – Site Renovations

Ms. McCullough introduced the proposed site renovations for the existing Marathon Service Station located on the easterly side of Woodward Avenue, north of Square Lake Road. The staff report as provided to the Commissioners was reviewed and submitted to the file. The site plan, landscape plan, lighting plan and elevations were highlighted. The existing traffic circulation and existing parking conditions were reviewed, noting the need for a variance for the existing parking setbacks. The proposed elevations of the canopy addition were reviewed, noting the need for variances for the canopy height and placement within the Woodward Avenue front setback. Departmental reports were provided to the Commissioners and submitted to the file along with the Design Review Board minutes.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough

There were no questions from the Commissioners to Ms. McCullough.

Mr. Salz asked for the presentation from the applicant

Mr. Edward Etchen, architect, was present on behalf of the owner and commented that the owner would provide the metal halide lighting as requested by the Township Police Department and also noted that the roof color would be green as originally proposed and reviewed by the Design Review Board.

Mr. Salz asked for questions or comments from the Commissioners to the applicant.

The Commission noted that the proposed canopy height would match the height and style of the proposed gable roof of the service station building. They also commented on the storage of vehicles on-site for a period of time. They noted that this was an on-going concern and that the owner must address this issue prior to any approvals.

Mr. Salz opened the public comment portion of the meeting.

There were no public comments and Mr. Salz closed the public comment portion of the meeting.

Mr. Salz called for a motion.

Motion was made by Mintz to table this item for the owner to be present to address the existing onsite parking concerns

The motion failed due to lack of support.

Mr. Salz called for another motion.

Motion was made by Stark and was supported to forward this item to the Township Board of Trustees with a recommendation for approval, contingent upon seeking approval for the following required variances:

also including that the on-site parking would not be exceeded due to vehicles waiting for service or repair.

Mr. Salz made an amendment to the motion for the owner to address the storage of vehicles prior to approval by the Township Board of Trustees, either in writing or in a presentation to the Township Board. Mr. Stark seconded the amendment to the motion.

Mr. Salz called for a vote on the original motion and on the amendment to the motion. Both the original motion and the amendment to the motion passed unanimously.

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

NAYS: None

IV. SITE PLAN REVIEW / REZONING:

A. Target Store – 2400 Telegraph Road – New Construction

Ms. McCullough introduced the proposal for a Target Store to be constructed at the northwest corner of Telegraph Road and Square Lake Road. The entire site was reviewed with aerial depictions, noting the existing zoning on site and the area proposed to be rezoned from P-1 (Parking Overlay District) to B-3 (General Business). The site plan, landscape plan, lighting plan, and elevations were reviewed. The staff report as provided to the Commissioners was reviewed and submitted to the file. Ms. McCullough reviewed the proposed parking and traffic circulation, including the circulation within the parking area under the building. Several existing and proposed views from adjacent properties were reviewed, noting the landscaping and berming that would significantly obscure the store from the adjacent residential properties and those properties along the south side of Square Lake Road. The proposed berm on the residential lot to the west of the Target store was still included with the current site plan proposal, noting that the applicant had met on site with the adjacent neighbor to the west and had obtained her verbal approval of the berm and landscaping. The materials and photographs of the proposed wall along the westerly property line were shown in the powerpoint presentation. The Departmental reports as provided to the Commissioners were reviewed and submitted to the file. Reports from Mr. Michael Dul, Landscape Architect, and Mr. Michael Labadie, Traffic Engineer, were also reviewed and submitted to the file. The proposed landscaping improvements to the Telegraph Road median were agreed upon by Target, with forthcoming details to be reviewed and approved.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

Mr. Stark asked if the adjacent owner to the west, Ms. Armstrong, was now in support of the proposed berm on the westerly side of the Target site.

Ms. McCullough confirmed that verbal approval had been received from Ms. Armstrong.

Mr. Salz asked for the presentation from the applicant.

Mr. Rick Rattner, Attorney representing Target, was present along with Mr. Forrest Russell, Senior Development Manager with Target, Mr. Jim Miller, Architect with Target, Mr. Cliff Ashley, Engineer with Giffels-Webster, and Mr. David Plunkett, Attorney. Mr. Rattner noted that the rezoning request was only for the portion of the property proposed for the Target store itself. He noted that they had obtained verbal approval of Ms. Armstrong, adjacent neighbor to the west at 1440 W. Square Lake Road

Mr. Salz asked for questions or comments from the Commissioners to the applicant.

There were no questions from the Commissioners to the applicant.

Mr. Salz opened the public comment portion of the meeting.

Mr. Greg Need, attorney, was present representing some of the residents along Bataan Drive. He noted that the Township had met with himself and some of the residents on Bataan to address the closing of Bataan with a cul-de-sac. He stated that he believed the Township may support a cul-de-sac and requested that use of a portion of the Target property to the north and adjacent to Bataan Drive be dedicated by Target for this purpose. He stated that he disagreed with the Township’s position that any conditions for closing Bataan Drive could not be tied to the site plan approval process. He noted that he would contact the Township’s attorney regarding this matter.

Ms. Marlene Matson, 1310 Fieldway Drive, questioned the property line on the south side of the Target site appearing to extended into Square Lake Road. She also questioned how close the corner of the store would be to Square Lake Road.

Mr. Rick Rattner commented on the history of the Square Lake Road right-of-way and noted that the building would be set back approximately 50 feet from Square Lake Road.

Mr. Walter Kummer, 1501 Bataan Drive, questioned how Target was going to rebuild the wall behind the Target store and would there be footings for the wall

Mr. Ashley noted that the wall would be built from the Target side of the property and that the wall would be built using piers as opposed to a continuous solid footing. This type of construction would be less disruptive to the existing plantings and foliage. He also noted that there would be no gaps between the wall and the earth.

Ms. McCullough commented that construction of the wall was also addressed with the report from Niswander Environmental, as provided to the Commissioners and submitted to the file.

Ms. Diane Alexanian, 1415 W. Square Lake Road, questioned the view of the lighting from her residence on the south side of Square Lake Road. She also commented on the traffic light at Square Lake Road as opposed to the previous flashing light.

The applicant stated that the parking lighting would be down shielded, as required by Township ordinance, and that store lighting would be greatly reduced during closed hours.

Captain Jack Alexanian, 1415 W. Square Lake Road, questioned the title of the Commissioners and their role in the approval process. He commented on the traffic and safety concerns along Square Lake Road, west of Telegraph Road. He also questioned the impact of the proposed site lighting and rooftop mechanical units.

Ms. McCullough reviewed the response received from the Oakland County Road Commission, dated 04-24-07, and highlighted the site plan and proposed signage along Square Lake Road, west of Telegraph Road. The Road Commission’s report was also provided to the Commissioners and submitted to the file.

The Commission and Ms. McCullough noted that the Township would enforce the noise ordinance, including noise generated from the rooftop mechanicals.

The architect noted that the mechanical units would generate only 58 decibels from a distance of 15 feet.

The Commission further discussed the traffic safety issues along Square Lake Road, noting that the County’s installation of the proposed signage should help alleviate the safety concerns.

There were no additional public comments and Mr. Salz closed the public comment portion of the meeting.

Mr. Salz called for a motion.

Motion was made by Stefanes, seconded by Mintz, and was unanimously supported to forward the site plan and rezoning request for the proposed Target Store to the Township Board of Trustees with a recommendation for approval, subject to the following:

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

NAYS: None

V. PUBLIC HEARING – ZONING ORDINANCE AMENDMENT:

A. Establish Permanent Lawn Ground Cover for Construction Projects

Ms. McCullough introduced the proposed Lawn Ordinance to the Commission and reviewed the proposed language to establish permanent lawn ground cover for construction projects. The proposed ordinance amendment was previously introduced to the Commission on Monday, March 19, 2007 at which time they called for the public hearing. The proper notice was advertised in the local edition of the Eccentric. Highlights of the ordinance were reviewed:

Ms. McCullough noted that the proposed amendment was presented to the local builders task force and was received very favorably, noting that many of the surrounding communities already had similar ordinances in place. She also noted that the Township attorney had reviewed the proposed amendment and found it acceptable as drafted.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

Mr. Stark questioned the process for obtaining a grading certificate.

Ms. McCullough reviewed the existing Building Department requirements for obtaining a grading certificate.

Mr. Mintz questioned if the ordinance was a new ordinance or an ordinance amendment.

Ms. McCullough noted that the proposed language was an amendment to the existing Zoning Ordinance, Section 1702.

Mr. Salz opened the public comment portion of the meeting.

There were no public comments.

Mr. Salz closed the public comment portion of the meeting and called for a motion.

Motion was made by Reisinger and was unanimously supported to forward the proposed Zoning Ordinance Amendment as written to the Township Board of Trustees with a recommendation of approval for adoption.

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

NAYS: None

VI. GENERAL BUSINESS:

A. Items not on the Agenda

There were no additional items to be discussed.

B. Next Commission Meeting Date

The next Planning Commission meeting was scheduled for Monday, May 21, 2007.

VII. ADJOURNMENT:

The Planning Commission Meeting of Monday, March 19, 2007 was adjourned at 8:25 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

CHARTER TOWNSHIP OF BLOOMFIELD
LOCAL WETLANDS HEARING
Wednesday, April 25, 2007
Bloomfield Township Hall

I. ATTENDANCE:

PRESENT: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

ABSENT: None

Staff Present: Patricia McCullough, Planning and Building Director, Christopher Gruba, Assistant Planner, Robin Carley, Development Coordinator

Mr. Dave Payne, Township Supervisor, was present in the audience.

II. LOCAL WETLANDS HEARING:

A. Target Store – 2400 Telegraph Road – New Construction

Ms. McCullough noted that the Planning Commission also acted as the Township’s Wetlands Board and reviewed the wetland permit application as submitted by Target Corporation to allow for the construction of a store at the northwest corner of Telegraph Road and Square Lake Road. The wetland area under review is located on the adjacent site northwest of the proposed store and south of Bataan Drive. Ms. McCullough thoroughly reviewed the proposal, including:

The wetland report from Dr. Steve Niswander of Niswander Environmental, LLC as provided to the Commissioners was reviewed and submitted to the file. Ms. McCullough noted Dr. Niswander’s recommended conditions for approval of the wetland use permit.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

There were no questions of the Commissioners to Ms. McCullough.

Mr. Salz asked for the presentation from the applicant.

Mr. Cliff Ashley, project engineer with Giffels-Webster, reviewed the proposed drainage into the wetlands area. He noted that they were denied use of the County drain along Telegraph Road by the Oakland County Drain Commission and were required to retain drainage on site, thus the need to utilize the wetland area.

Mr. Salz opened the public comment portion of the meeting.

Mr. Walter Kummer, 1501 Bataan Drive, was concerned how the site run-off from the Target site would affect the existing wetland, specifically salt damage. He also questioned the run-off capacity and existing storm drainage into the wetland, noting the inclusion of a proposed bio-swale. The location of the swirl chamber was also questioned.

Mr. Cliff Ashley reviewed the proposed discharge from the Target site, noting that the roof run-off, when added to the site run-off, would actually dilute the run-off into the wetlands. He noted that the proposed discharge was provided with the site plan submittal and was in compliance with ordinance requirements. He also addressed the location of the swirl chamber, as reviewed by Niswander Environmental.

Mr. Ashley noted that the proposed bio-swale as suggested by Mr. Kummer was not yet reviewed by Niswander Environmental and was not included in Dr. Niswander’s recommendations for approval of the wetlands permit.

Mr. David Payne, Township Supervisor, noted that the Township and Oakland County had and continued to use salt for all the roads within the Township and that the discharge drained into many natural areas.

Mr. Rattner noted that the parking lots on the Target site would be plowed not salted, and that the majority of the parking was actually under the building.

Ms. Diane Alexanian, 1415 W. Square Lake Road, questioned if the Township might be the first Township to use another material other than salt.

Mr. Payne noted that salt worked the best and that the only other material used by other municipalities throughout the country was sand and did not work as well.

The Commission agreed that salt was most widely used and should continue to be used throughout the Township.

There were no additional public comments and Mr. Salz closed the public comment portion of the meeting.

Mr. Salz called for a motion.

Motion was made by Stark, seconded by Goldberg and was unanimously supported to approve the wetlands permit for the activities as proposed subject to meeting the conditions noted in Dr. Niswander’s report dated March 14, 2007, and to direct the applicant to the Township Board of Trustees for final consideration of the rezoning request and site plan review. The applicant will address the possible inclusion of a bio-swale with Dr. Niswander before final site plan approval.

YEAS: Salz, Goldberg, Stefanes, Mintz, Swoboda, Reisinger, Stark

NAYS: None

III. ADJOURNMENT:

The Local Wetlands Hearing was adjourned at 8:55 P.M.

Respectfully submitted,

Patricia McCullough, Director

Planning and Building

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